MLS-supplied photographs · 34 selected
$3,490,000
5 beds · 5.5 baths · 4,148 sq ft
0.26 acre lot · MLS reported
165 NW 9th Street, Boca Raton, FL 33432
SPANISH VILLAGE · Boca Raton
Active
Why RET noticed it
RET View
This home asks $11,000 more than the lowest-priced similar home currently for sale. This home is $3,490,000 for 4148 sq ft; MLS B26073807 is 4101 sq ft and 0.22 miles away. Look for a layout, condition or cost advantage before paying the difference.
The catch
The price, status or comparison details have changed since the last RET review. Recheck condition, construction progress and full ownership costs.
Compare with another property ↗
What could change our view
Compare the $3,490,000 asking price with the $3,479,000 alternative. A verified improvement in condition, layout or annual costs that justifies the difference could change our view.
Property details are based on listing/provider information and should be confirmed during normal buyer due diligence.
Source checked 2026-10-27T06:22:05ZHow RET evaluates properties
The listing facts come from the MLS; RET has not inspected the home. RET compares similar home types, sizes and waterfront settings. Check condition, measurements and any seller credits directly. Asking prices show what sellers want; completed sales show what buyers paid. RET Select also requires a clear reason to choose the home and a current review of its risks. This is not an appraisal or an offer recommendation.
Read the selection standard ↗How It Compares
This home asks about 3.93% more per square foot than the middle price of the similar recent sales. Its asking price is $841 per square foot, compared with $810 across 6 reviewed listing-reported sales from 2026-02-03 to 2026-09-28. Price per square foot divides the price by indoor living area; it helps compare homes of different sizes.
Comparison confidence: Moderate. Some homes differ in neighborhood, age, size or sale date. Condition, renovation and seller credits have not been priced into the difference. This is not an appraisal.
| MLS reference | Sale / date | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26081467VERIFIEDVARSITY HEIGHTS | $3,700,0002026-09-28 | $797 | 4,640 sq.ft. / 0.26 acres | NoNone | 1 days / 0.13 mi | Same house type, same waterfront category; 0.13 miles away; indoor area differs 11.9%; built 2026. Different subdivision: check whether the locations are comparable.Year built 2026; New ConstructionSold for more by $210,000; larger by 492 sq.ft. |
| B26038624VERIFIEDBOCA RATON HILLS SEC 2 | $3,425,0002026-09-01 | $772 | 4,438 sq.ft. / 0.27 acres | NoNone | 65 days / 0.31 mi | Same house type, same waterfront category; 0.31 miles away; indoor area differs 7.0%; built 2021. Different subdivision: check whether the locations are comparable.Year built 2021; Existing homeSold for less by $65,000; larger by 290 sq.ft. |
| R11161999VERIFIEDBOCA VILLAS | $4,500,0002026-07-17 | $1,031 | 4,365 sq.ft. / 0.19 acres | NoNone | 125 days / 0.74 mi | Same house type, same waterfront category; 0.74 miles away; indoor area differs 5.2%; built 2023. Different subdivision: check whether the locations are comparable.Year built 2023; Existing homeSold for more by $1,010,000; larger by 217 sq.ft. |
| B26019516VERIFIEDLAKE FLORESTA PARK | $3,370,0002026-06-25 | $822 | 4,101 sq.ft. / 0.23 acres | No | 40 days / 1.17 mi | Same house type, same waterfront category; 1.17 miles away; indoor area differs 1.1%; built 2026. Different subdivision: check whether the locations are comparable.Year built 2026; Existing homeSold for less by $120,000; smaller by 47 sq.ft. |
| R11102696VERIFIEDBOCA VILLAS SEC C | $3,200,0002026-02-03 | $784 | 4,082 sq.ft. / 0.25 acres | NoNone | 197 days / 0.39 mi | Same house type, same waterfront category; 0.39 miles away; indoor area differs 1.6%; built 2017. Different subdivision: check whether the locations are comparable.Year built 2017; Existing homeSold for less by $290,000; smaller by 66 sq.ft. |
| A11970940VERIFIEDBOCA VILLAS SEC C | $4,200,0002026-04-16 | $959 | 4,378 sq.ft. / 0.2 acres | No | 23 days / 0.49 mi | Same house type, same waterfront category; 0.49 miles away; indoor area differs 5.5%; built 2021. Different subdivision: check whether the locations are comparable.Year built 2021; Existing homeSold for more by $710,000; larger by 230 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26073807VARSITY HEIGHTS | $3,479,000 | $848 | 4,101 sq.ft. / 0.18 acres | NoNone | 49 days / 0.22 mi | Same house type, same waterfront category; 0.22 miles away; indoor area differs 1.1%; built 2026. Different subdivision: check whether the locations are comparable.Year built 2026; Existing homeAsks less by $11,000; smaller by 47 sq.ft. |
| B26078225BEULAH HEIGHTS | $3,499,000 | $875 | 4,000 sq.ft. / 0.2 acres | No | 38 days / 0.55 mi | Same house type, same waterfront category; 0.55 miles away; indoor area differs 3.6%; built 2027. Different subdivision: check whether the locations are comparable.Year built 2027; New ConstructionAsks more by $9,000; smaller by 148 sq.ft. |
| B26031741WHISEM UNIT B | $3,950,000 | $964 | 4,096 sq.ft. / 0.21 acres | NoNone | 158 days / 0.77 mi | Same house type, same waterfront category; 0.77 miles away; indoor area differs 1.3%; built 2027. Different subdivision: check whether the locations are comparable.Year built 2027; To Be BuiltAsks more by $460,000; smaller by 52 sq.ft. |
| B26080604WHISEM UNIT A | $4,890,000 | $1,141 | 4,287 sq.ft. / 0.18 acres | NoNone | 32 days / 0.63 mi | Same house type, same waterfront category; 0.63 miles away; indoor area differs 3.4%; built 2026. Different subdivision: check whether the locations are comparable.Year built 2026; New ConstructionAsks more by $1,400,000; larger by 139 sq.ft. |
| B26066205KINGS COURT REPLAT | $5,300,000 | $1,226 | 4,324 sq.ft. / 0.19 acres | No | 70 days / 0.62 mi | Same house type, same waterfront category; 0.62 miles away; indoor area differs 4.2%; built 2022. Different subdivision: check whether the locations are comparable.Year built 2022; Existing homeAsks more by $1,810,000; larger by 176 sq.ft. |
What would justify choosing this home?
Of the 5 similar homes currently for sale, 1 has a lower asking price. Check what this home offers that the cheaper choices do not: condition, layout or lower ongoing costs. Compare the 4148 sq ft layout and 0.26-acre lot directly before choosing it.
What Changed
- Original asking price: $3,490,000. Current asking price: $3,490,000. Total price cut from the original ask: 0%.
- Time on market: 91 days on this listing; 91 days in the recorded cumulative history.
- Individual price cuts recorded in the available history: 0. The history may be incomplete, so there may have been other changes.
- The current asking price is not below the original ask. It may still have changed in between.
- Back-on-market, pending and relisting events: Requires verification.
Worth Knowing
- The 4148 sq.ft. living area is attributed to Builder. Confirm the measurement and whether the space is legally permitted.
- This listing has been on the market for 91 days (91 days across its recorded history). Ask about showing feedback and any failed contracts; the listing data does not explain why it remains available.
- Recorded construction status: To Be Built; year 2027. The records do not confirm that construction is complete.
- Get an insurance quote and flood-risk check for MLS B26057655: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $11,477. Your tax after purchase may differ from this past bill.
- Listed association fee: Not verified Not verified.
- Additional association fee: Requires verification.
- The MLS says the fee covers: .
- Confirm club charges, extra assessments, insurance and other ongoing costs. An assessment is an extra charge to owners, often for shared building work.
The Local Comparison
Among similar homes in this comparison, 7 sold in the last 180 days and 22 are currently for sale. The middle sale took 101 days on market and sold for $822 per square foot.
Which homes are included?
Matching rules: same city/subtype, 3-mile radius, living area ±25%, matching waterfront, age ±20 years, lot 0.5–2x, bedrooms ±1. Source cycle: 2026-10-26T16:17:11Z. Only permitted, complete records that match these rules are included. This is a sample, not every home in the neighborhood or a prediction of how fast this one will sell.
Why Some Homes Are Not Compared
Why other records were excluded
- Living area differs by over 25%: 2327 records
- Waterfront mismatch or unknown: 318 records
- Age difference over 20 years or unknown: 42 records
- Distance unavailable or over 3 miles: 258 records
- Bedroom mismatch or unknown: 7 records
- Missing positive living area: 12 records
- Different ownership product or unfinished property: 4 records
- Incomplete core comp facts: 17 records
- Lot size outside 0.5–2 times subject or unknown: 3 records
Showing the last validated intelligence. A refresh is overdue; source verification dates remain unchanged.
RET Intelligence
Analysis by Real Estate Today
What Changed?
- 2026-10-27 · New Relevant Comparable
The similar sales have changed. Ask RET for the current comparison.
Sources and verification
- Licensed BeachesMLS evidence · verified 2026-10-27
Check current written terms for the residence before deciding. These comparisons do not predict an investment return.
RET Data & Verification StandardsPut this property in context
See the property. Understand the decision.
Request a Showing Request a Private Review ↗ Call RET · 954-274-6948Listing provided by EXP Realty LLC. Source: BeachesMLS, Inc.
Participant contact: 888-883-8509
For personal, non-commercial use when identifying a property to purchase. BeachesMLS, Inc. supplies listings bearing its logo. Authenticity and accuracy have not been verified; information is not guaranteed. Copyright © 2026 BeachesMLS, Inc.